As housing costs continue to rise on Vancouver Island, municipalities around Greater Victoria are changing zoning, bylaws, and permitting rules to allow more housing diversity—especially in single-family neighbourhoods. Saanich is front and centre among them. Here’s a close look at what’s changed in Saanich, what’s required under provincial law, and how neighbouring cities are adapting too.
What is Driving the Change: Provincial Policy & Housing Pressure
- In November 2023, the Province of British Columbia passed legislation (often referred to under “Small-Scale Multi-Unit Housing” or SSMUH, under Bill 44 etc.) mandating that local governments update zoning bylaws to allow 3-4 units (or more, under certain conditions) on lots currently zoned for single-family or duplex use, especially inside urban containment boundaries or near frequent transit.
- Saanich
- The goal is to increase housing supply, improve affordability, allow more gentle infill, reduce sprawl, and offer a greater variety of dwelling types (duplexes, triplexes, four-plexes, garden suites, etc.) that fit into existing neighbourhoods more seamlessly.
- District of Central Saanich
What Saanich Has Changed: Key Policies, What’s Now Allowed
Here are the major policy changes Saanich has made (or is making), plus some of the criteria / rules:Small-Scale Multi-Unit Housing (SSMUH)
As of June 30, 2024, Saanich amended its zoning bylaw to allow 3, 4, or 6 dwelling units on many lots that were previously limited to single-family or duplex, without requiring rezoning.
Eligibility depends on lot size, lot location (e.g. whether within the Urban Containment Boundary), transit proximity. Lots with 4 units or fewer are often exempt from certain development permits (Form & Character) to reduce red tape.
Garden Suites(detached accessory dwellings in rear yard)
Garden suites are legal on most RS (single family) and RD* (two family)-zoned properties inside the Sewer Service Area / Urban Containment Boundary. You can build a garden suite plus a secondary suite on the same lot. Owner occupancy requirements for suites have been removed.
There are minimum lot size (e.g. 400 m²), minimum width (12 m), eligibility rules (must have a principal dwelling, property inside certain services area), and other lot, design, servicing, building code requirements. Short-term rentals / AirBNB / B&B use is not allowed for garden suites.
Secondary suites
Secondary suites are now more widely permitted, including in lots outside the UCB (Urban Containment Boundary) in some cases. Multiple secondary suites per lot are now allowed under defined limits (e.g. “maximum one secondary suite per primary dwelling unit”). Owner-occupancy rules removed. Secondary suites - Saanich
Must meet building permits, building safety / code requirements. The property must meet zoning and service eligibility.
Impacts & Things to Watch in Saanich
- Rezoning is no longer required for many small-scale infill types (houseplexes, etc.) inside the UCB — that simplifies things for homeowners and developers.
- https://www.saanich.ca
- More housing density in low-rise, previously single-family zones may bring concerns regarding local infrastructure capacity (water, sewer, roads), parking, design compatibility, character of neighbourhoods. Saanich has laid out guidelines (through their SSMUH guide, Schedule G in their Zoning Bylaw) to manage these. Small Scale Application Guide
- Developers and homeowners will need to ensure compliance with BC Building Code, zoning setbacks, servicing, design, etc. Permits are still required.
- https://www.saanich.ca
What Other Greater Victoria Municipalities Are Doing
Saanich is not alone. Many municipalities in Greater Victoria are updating their rules either in response to provincial mandates or local housing pressure. Here are some of them:Central Saanich
Has adopted new zoning bylaw (Bylaw No. 2196) as of June 24, 2024, inside the Urban Containment Boundary to allow 3-4 units in most residential lots; along major corridors allowed 4, 6 or 8 units depending on lot size. Outside UCB, secondary suites / ADUs allowed.
Colwood
Secondary suites and accessory dwelling units (garden suites/carriage houses) are already permitted in residential zones; the city has eased restrictions (rear setback, side yard setback, combining secondary + garden suites) and increased maximum sizes (up to ~90 m²) for accessory dwelling units. They’re also updating their Official Community Plan to align with provincial mandates.
Esquimalt
Detached accessory dwelling units (DADUs), sometimes called “garden suites” or “carriage houses,” are legal for certain properties (zoned RS-5, RS-6, RD-4) with size limits (up to 65 m² and building height restrictions, etc.), long-term rentals only, owner must live in either the suite or the principal dwelling.
Langford
Has passed Zoning Bylaw amendments (Bylaw No. 2183) to implement SSMUH: allowing secondary suites across many residential zones, enabling garden suites with smaller lot sizes (e.g. minimum lot size for garden suites reduced to 400 m²), and setting rules for how many units are allowed (3-6 units depending on transit proximity, lot size).
What is Not Yet Fixed or Potential Gaps
- Some municipalities still have restrictions (lot size minimums, lot width, frontage, height, setbacks) that make some properties ineligible or make builds expensive.
- Infrastructure (services, sewers, storm drains) in some areas may not support more units unless upgrades are made.
- Design compatibility and neighbourhood character concerns remain sources of public pushback.
- Enforcement of existing suites (illegal ones) is patchy in some regions; legalizing is not always the same as making it easy or cheap.
- Timing: all municipalities had a deadline (around June 30, 2024) to bring bylaws in line with provincial mandates. Some may have done so late, or have requested extensions, or still have details to finalize. British Columbia News Archive
What This Means for Homeowners, Real Estate, & Developers
- More options: People owning single-family lots may now build more units (including triplexes, four-plexes, houseplexes, etc.) without needing a costly rezoning process.
- Potential rental income: Garden suites + secondary suites + multiple units per lot open up more opportunity to generate income or share costs.
- Development value: Homes in transit-proximate areas or inside UCB will be more valuable in terms of what can be built.
- Regulatory awareness is key: Because of the new rules, homeowners / developers should check lot eligibility, zone, transit proximity, setbacks, other design criteria, and permit requirements before assuming they can build.